Purposeful CO-Living /Padsplit Builders?

[David G.]

Hi BP community — looking for some intel on co-living new construction builders in Houston TX, and other high-demand co-living markets. I’m trying to build a co-living duplex or triplex (PadSplit-ready, ensuite rooms) in B/C class neighborhoods. I’ve been researching three builders in this space and running into red flags with all three There is a company called Passive Investors Network but their communication is awful and having a tough time getting any information from them. What I’m looking for is a GC or builder who: ∙ Is licensed and bonded ∙ Uses proper escrow for buyer deposits ∙ Has a real track record building a co-living product ∙ Operates in any high-demand PadSplit market — Jacksonville FL, Houston TX, Atlanta GA, Charlotte NC, Dallas TX, Columbus OH, or similar landlord-friendly metros Has anyone worked with a builder who fits this profile? Ideally someone who builds investor-spec co-living and understands PadSplit room layout requirements — ensuite bathrooms, egress windows, etc… Also open to hearing from anyone who has gone the route of hiring a traditional multifamily GC and bringing their own PadSplit spec sheet to the table rather than using a co-living specialist. Any leads, referrals, or cautionary tales appreciated. DMs welcome

[Landon Reid]

David, before you pick a builder — make sure your target lots are actually zoned for the occupancy model you're planning.

Co-living/PadSplit-style room rentals hit different zoning triggers than a standard duplex or triplex. Some municipalities treat room-by-room rentals as rooming houses or boarding houses, which require different use permits. Houston is more flexible (minimal zoning), but Jacksonville, Charlotte, and Columbus all have occupancy and use restrictions that can kill this.

Check zoning and occupancy limits BEFORE you put a builder under contract. The build is the easy part. The entitlement is where deals die.